70 M & M Ave · Eden, WY 82932

$170,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 2 Days on market

Built 1998 5.11 ac lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Nice three Bedroom, 2 bath home with 5 acres of land . It has a barn and horse coral shed If you like rural living, not far from the main road Home was a manufactured home but the county now has it s a modular home. Call PENNY TRUJILLO@ 307-350-7795 for showing.

Key facts

• Room for storage
• Permanent foundation
• 5 acres

Tags

• 5 ACRES
• PERMANENT FOUNDATION
• UPDATED KITCHEN
• NEW APPLIANCES
• ENCLOSED BACKPORCH
• ROOM FOR STORAGE

Property features AI

Exterior

• Parking: No garage
• Utilities: Propane; Septic tank
• Home design: Manufactured home (manufactured attached); Residential property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Corner lot; Has view; Barn(s); Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range; Oven
• Flooring: Carpet; Laminate
• Interior features: Fireplace (1); Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (34.8% below list).
• Recommended offer: $111k (34.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#99 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, employment B; Watch: housing D, amenities F, commute F.
• Sweetwater County School District #1 (town): math 44% / reading 49% proficiency, ranked #31 of 41 in WY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $110,915 (34.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.94×
• Total profit: $-2,930
• Equity at exit: $62,072

10-year hold

• IRR: 3.5%
• Equity multiple: 1.44×
• Total profit: $21,181
• Equity at exit: $85,705

Cash invested: $47,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Wyoming: 90 Strongly Landlord-Friendly · R+25
• County: — inherits STATE
• City: — inherits STATE

3-day notice; strongly landlord-favorable; small market.

Methodology + full state rankings →

ZIP-level market 82932

• Home prices YoY: 1.0%
• Active inventory: 6
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-154

Break-even live

Break-even rent $1,305

Max offer price $142,729

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-21
   listed $170,000 Active
2. 2022-12-19
   soldstatus 262-char remark

   Show marketing remark (262 chars)

   Nice three Bedroom, 2 bath home with 5 acres of land . It has a barn and horse coral shed If you like rural living, not far from the main road Home was a manufactured home but the county now has it s a modular home. Call PENNY TRUJILLO@ 307-350-7795 for showing.

3. 2022-10-19
   listed $159,900 262-char remark

   Show marketing remark (262 chars)

   Nice three Bedroom, 2 bath home with 5 acres of land . It has a barn and horse coral shed If you like rural living, not far from the main road Home was a manufactured home but the county now has it s a modular home. Call PENNY TRUJILLO@ 307-350-7795 for showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $819 · $68/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$218/yr (+$18/mo · 26.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,310
• − Mortgage interest: −$9,523
• − Property taxes: −$819
• − Insurance: −$850
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$4,945
• Taxable loss: −$4,957
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $-663/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sweetwater County School District #1
• NCES district ID: 5605302
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $68,679
• Composite: 41.66/100
• National rank: #3422
• State rank: #31 of 41 in WY

Livability — Eden

• Score: 62/100
• State rank: #99
• US rank: #16406

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B Housing D Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, WY
• Population (ZIP): 911

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scottish 11% Portuguese 8% Slovak 3%

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 147.445
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.3% since first listed

3 events — show timeline

• 2026-05-21 Listed $170,000 WMLS
• 2022-12-19 Sold (MLS) — WMLS
• 2022-10-19 Listed $159,900 WMLS

Property tax history

+1.4%/yr

Latest (2025): $819 · -30.8% YoY. Source: county tax records.